13 Jul 2015

June 2015 Barrie Real Estate Market Statistics



 Barrie and District home sales set new June record 


Residential property sales recorded through the MLS® System of the Barrie & District Association of REALTORS® Inc. numbered 609 units in June 2015, an increase of 10.1 per cent from June 2014. This was the third best level of any month on record, and marked the first time in history that June sales surpassed the 600 mark. 

Within the City of Barrie, sales activity rose 29.5 per cent on a year-over-year basis. The City of Barrie saw 408 residential sales in June. A year-over-year increase of 6.7 per cent was recorded in surrounding areas, where sales activity totalled 254 units. 

On a year-to-date basis home sales totalled 2,818 units over the first half of 2015. This was up 13.6 per cent from 2014 and marked the best start to any year on record. 

“Housing markets all over the Greater Golden Horseshoe region continue to see very strong demand amid tight supply,” said Bruce Shipley, President of the Barrie and District Association of REALTORS®. “Some of those markets, including the Barrie region, have seen a good amount of new supply come on stream and are setting sales records as those properties are quickly snapped up. Both sales and new listings in the Barrie region set new June records. That said, demand is still outpacing new supply, resulting in some of the lowest levels of overall inventory on record. This, in turn, is pushing price higher.” 

The year-to-date average price for all homes sold via the Association’s MLS® System in 2015 was $365,309, up 7.3 per cent from the same period in 2014. 

The year-to-date average price figure for homes sold within the City of Barrie was $339,353. This was a 5.5 per cent increase compared to the year-to-date average selling price in 2014. 

The year-to-date average price figure for the surrounding areas was $406,866, an increase of 10.5 per cent from the year-to-date average selling price in 2014. 

The Barrie & District Association of REALTORS® cautions that over a period of time, the use of average price information can be useful in establishing trends, but it does not indicate actual prices in widely divergent areas or account for price differentials between geographical areas. 

The dollar value of all home sales in June 2015 was $227.2 million, rising 17.2 per cent from year-ago levels. This was the second best dollar volume of any month, a new record for June, and the first time dollar volumes had surpassed $200 million in the month of June. 

June saw another increase in new supply. New residential listings edged up 1.5 per cent from June 2014 to 865 units in June 2015. This was a new June record. 

Overall supply is currently trending at the lowest levels in more than a decade. Active residential listings on the Association’s MLS® System numbered 1,404 units at the end of June 2015, down 7.4 per cent from year-ago levels. 

There were just 2.3 months of inventory at the end of June 2015 – a record low. The number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity. 

Sales of all property types in the Barrie region numbered 632 units in June, rising 11.7 per cent compared to June 2014. The total value of all properties sold in June 2015 was $232.8 million, up 18.8 per cent on a year-over-year basis. 


The Barrie and District Association of REALTORS® Inc. covers a geographical area that includes the City of Barrie and part or all of the surrounding townships, including Springwater, Oro-Medonte, Innisfil, Essa, Bradford-West Gwillimbury and Clearview. The Association provides continuing education, Multiple Listing Service® (MLS®), statistical information, and many other services to its members. 


25 Jun 2015

Barrie Second Suite Questions & Answers













Second Suites: Frequently Asked Questions

1. What are second suites?


Second Suites are second dwelling units located on one property typically found in basements of single dwelling units. A Second Suite can also be located in detached garages that have been converted into a dwelling unit.

2. Why is the City permitting them?


The Strong Communities through Affordable Housing Act requires that municipalities across Ontario amend their planning documents to facilitate the creation of second suites. Second suites provide a form of affordable housing and help owners defray the cost of home ownership.

3. Why not in the Georgian College area?


The City of Barrie has an Incentive program to help facilitate purpose built student housing in the Georgian College area specifically to mitigate the impact of students in established neighbourhoods and to ensure that dedicated student housing is provided which is safe, clean and properly administered by a property management specialist. Allowing second suites would undermine these efforts and exacerbate the existing issues in the area.

4. What are the benefits of second suites?

Second suites provide a form of affordable housing which is relatively simple to implement. Second suites will assist the City in increasing the vacancy rate to healthy standard while providing individuals defray the cost of home ownership.

5. What does “grandfathering” mean and how can I find out if my property is grandfathered?

Grandfathering is a term used to allow for uses to exist without meeting all or some of the bylaw standards and provisions. To find out if your property is grandfathered, legal proof will have to be provided to PlanningServices indicating the date the subject property contained a second dwelling unit (Second Suite).

6. How are second suites enforced?

Generally second suites are enforced upon receipt of a complaint however pending the availability of staff resources, staff will also review rental advertisements both online and in printed media format.

7. I’m a landlord, what are my responsibilities?

Compliance with the City of Barrie’s Zoning ByLaw regulations (barrie.ca/bylaws). Please also refer to the Property Standards for Renters & Tenants.

8. How do I upgrade an existing second suite?

Apply for building permit and have a qualified person evaluate the:
  • Detection and alarm systems for early warning
  • Escape and means of egress for exiting
  • Fire containment for fire separations between suites

9. When do I need a building permit?

A building permit is required when there is a Change of Use (adding suite) OR any construction that affects:
  • Detection and alarm systems
  • Affecting means of egress
  • Affecting fire separations, or
  • Adding/changing plumbing systems

10. How do I obtain the building permit?

a. Apply in person on the 8th Floor of City Hall located at 70 Collier St

b. Download application via barrie.ca/BuildingPermits

Note: a Zoning Certificate required prior to or at building permit submission (please refer to question 14). 

11. What are the building code requirements?

The Building Code provides two different scenarios depending on when your home was constructed. Part 9 of the Building Code applies to new construction, including new dwelling units containing a Second Residential Unit. Part 9 also applies to an addition to your home that is intended to accommodate all or a portion of a proposed Second Residential Unit. If your home is greater than five years old, acceptable alternative design standards are provided within Part 11 of the Building Code. 
The following tables outline some of the requirements of the Building Code as they relate to Second Residential Units. Alternative Part 11 standards are noted where applicable. All relevant sections of the Building Code apply and in the case of a discrepancy between the tables below and the original text of the Building Code, the Building Code shall apply.
Barrie Second Suite Building Code Requirements
Barrie Second Suite Building Code Requirements


12. What are the design standards?

Zoning bylaw standards for a second suite when contained in the principal dwelling shall have a maximum floor area of 40% of the gross floor area of the principal dwelling or no more than 50m2 whichever is greater, have a maximum of 2 bedrooms, provide a parking space, meet entrance requirements to the second suite and that only one second suite be permitted per lot. Should the second suite be located in a detached accessory structure (garage) the second suite shall be connected to full municipal services, not exceed 50m2 in coverage, meet accessory structure location standards and provide a parking space.

13. What are the steps involved with getting approval?

Step 1: Obtain a Zoning Compliance Certificate
A Zoning Compliance Certificate confirms the second suite is a permitted use and the use complies with zoning standards. The certificate can be obtained from Planning Services: 
Planning Services Department
City Hall, 1st Floor
70 Collier Street Barrie, ON L4M 4T5
Phone: (705) 739-4208 • Fax: (705) 739-4270 • planning@barrie.ca
Hours: 8:30am–4:30pm, Monday–Friday
Step 2: Obtain a Building Permit or Change of Use Permit
A Building Permit or Change of Use Permit can be obtained from Building Services and confirms compliance with:
  •  Fire prevention via electrical safety inspection
  •  Fire detection and alarm system for early warning
  • Fire escape for exiting
  • Fire containment with rated fire separation between units
Download application via barrie.ca/BuildingPermits or contact:
Building Services Department
70 Collier Street, P.O. Box 400, Barrie, ON L4M 4T5
Phone: (705) 739-4212 • Fax: (705) 739-4240 • building@barrie.ca
Hours: 8:30am–4:30pm, Monday–Friday


If the second suite was created prior to 1996:
  •  Section 9.8 of the Ontario Fire Code sets construction standards.
  • Barrie Fire & Emergency Service will conduct an inspection and confirm as-built compliance.
  • Any deficiencies involving construction will require a Building Permit.
If the second suite was created after 1996 and the area is already finished space:
  • A qualified person must evaluate the existing construction for compliance with Part 10 of the Building Code.
  • The compliance report noting all necessary upgrades must be submitted with an application for a Change of Use Permit.
  • When a permit is issued, upgrades, if required, must be completed and inspected.
If the second suite does not yet exist and the space is unfinished:
  • A qualified person must design the required construction for compliance with Part 9 of the Building Code.
  • The construction plans must be submitted with an application for a Building Permit.
  • When the permit is issued, construction can commence.
  • Inspections are required at specified stages of construction.
Step 3: Obtain a Registration Certificate from By-law Services
Registration Certificates can be obtained from By-law Services upon completion of steps 1 & 2:

By-law Services
45 Cedar Pointe Drive
Phone: (705) 739-4241 • Fax: (705) 739-4279
Hours: 8:30am–4:30pm, Monday–Friday

Information provided by the City of Barrie at www.barrie.ca

31 Mar 2015

Could our big box store shopping habits be evolving for the better?



In recent weeks Barrie learned that its short lived Target Canada outlet will be shutting down for good along with 133 more of its American owned mega retail outlets across Canada. In a similarly motivated move we learned this week that Future Shop, formerly a Canadian electronics chain absorbed by the American electronics retail chain Best Buy in 2001, is closing its doors on 66 of its Canadian locations. I want to believe we can read deeper into what these two events mean, beyond the immediate impact these shutdowns hold for those who have found themselves unfortunately and suddenly out of a job. 

Our shopping habits have evolved dramatically in my lifetime. A weekend agenda in my home growing up included trips to typically family owned local stores, the butcher shop, the bakery. A drive to the vegetable markets out on highway 11 or in the Holland Marsh. An afternoon visit with dad to the hardware store. All to satisfy purchase needs that today for the most part are serviced with one trip to a Walmart, Zehrs or Costco. For that convenience we have learned to often accept a compromise on quality, service, freshness and the likelihood that we are supporting a locally owned establishment while at the same time buying domestically produced goods. 

Target was Barrie's most recent international mega chain store to appear, adding to a retail climate where setting up shop to fulfill consumer demands not being served in the area is less the objective than stealing away market share from the competition and ultimately forcing rival businesses to fail. Big box mega chain stores use many what can only be considered draconian business tactics to conquer and survive and in doing so, they have changed the dynamics of commerce, communities and entire economies.


One can only hope the closing of these two mega chain stores is a signal of a long over due behavioural shift of the buying public in favour of a more personalized shopping experience. The loss of one Future Shop creates opportunity and an environment for numerous smaller, more specialized stores to once again exist. 

The chance for an entire generation that has only ever known that feeling of insignificance, standing totally alone with a query in a half mile long store isle to learn, maybe for the first time, what genuine personalized customer service feels like. The chance for a reemergence of entrepreneurial opportunity lost to deliberately infused bigger is better consumer beliefs long ago. 


The doughnut effect that took us and our spending money out of the downtown's and into the outlying shopping malls and big box chain stores hopefully has hit its peak. The reversal of that tide would be a good and welcomed change for all of us in the long run.



19 Mar 2015

Last month 3rd best for Barrie and area real estate sales.


 Barrie and District home sales post third best ever February 

Residential property sales recorded through the MLS® System of the Barrie & District Association of REALTORS® Inc. numbered 335 units in February 2015. This was an increase of 13.9 per cent from February 2014. 

Within the City of Barrie, sales activity rose 17.1 per cent on a year-over-year basis. The City of Barrie saw 205 residential sales in February. A year-over-year increase of 9.2 per cent was recorded in surrounding areas, where sales activity totalled 130 units. 

“The market has been quite active to start the year, with sales last month hitting their third best February level on record behind 2012 and 2002,” said Bruce Shipley, President of the Barrie and District Association of REALTORS®. “With months of supply running near record lows, sellers are in the driver’s seat heading into the busy spring market, and prices are likely to continue to push higher.” 

The year-to-date average price for all homes sold via the Association’s MLS® System in 2015 was $343,509, up 4.8 per cent from the same period in 2014. 

The year-to-date average price figure for homes sold within the City of Barrie was $319,152. This was a four per cent increase compared to the year-to-date average selling price in 2014. The year-to-date average price figure for the surrounding areas was $379,553, an increase of 6.6 per cent from the year-to-date average selling price in 2014. 

The Barrie & District Association of REALTORS® cautions that over a period of time, the use of average price information can be useful in establishing trends, but it does not indicate actual prices in widely divergent areas or account for price differentials between geographical areas. 

The dollar value of all home sales in February 2015 was $116 million, rising 18.2 per cent from year-ago levels. This was a record for the month of February. 

February saw another increase in new supply. New supply has risen by double-digits on a year-over-year basis in nine of the past 10 months. New residential listings rose 23.4 per cent from February 2014 to 616 units in February 2015. 

Overall supply remains below most of the past decade. Active residential listings on the Association’s MLS® System numbered 1,036 units at the end of February 2015, up 4.4 per cent from year-ago levels. 

There were 3.1 months of inventory at the end of February 2015. This was flirting with a record low for this time of the year. The number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity. 

Sales of all property types in the Barrie region numbered 352 units in February, rising 17.3 per cent compared to February 2014. The total value of all properties sold in February 2015 was $119 million, up 20.1 per cent on a year-over-year basis. 
The Barrie and District Association of REALTORS® Inc. covers a geographical area that includes the City of Barrie and part or all of the surrounding townships, including 

Springwater, Oro-Medonte, Innisfil, Essa, Bradford-West Gwillimbury and Clearview. 


6 Mar 2015

Spring home projects you should be getting ready for

The sun is rising a little earlier and taking a little longer to set each day. The snow that lines our driveways and roads will inevitably give way to green grass and blossoming gardens. The bbq's and patio furnishings will come out of hibernation and once again we will turn our focus to the outside of our homes.

Nothing sounds better after the winter we have endured than sitting back on the patio with friends and family and a pitcher of margaritas but before we get there, there are a few projects to tackle to get your home into top form again.

                        

Yard work
Regardless of the number of bags of leaves you put by the curb last fall there are sure to be more that fell between you putting the rake away and getting out the snow shovel. Give the lawn a once over and rake out the gardens readying them for mulch and compost. 
Applying a layer of compost will replace some nutrients in the soil. Follow this with a covering of mulch. Mulch gives your gardens that professionally landscaped look and helps hold in moisture on the hottest of summer days. It also helps prevent rain erosion and weed growth.
Schedule your vegetable, herb and flower planting. Each has their own time lines for planting and growth. Prepare yourself with a little research and a calendar to mark out the best planting times.

Inspection

The forces of winter have been at work around the clock for the past few months. Take a walk around the grounds of your home and make some notes. Do the driveways patios and walkways need sweeping and maybe a good power washing?  Check the chimney and vents, the shingles, eaves and downspouts to see if they have remained in tact.  Have the window and door frames, sills and caulking held up? Are there any new nests or places critters or insects might see as an invitation to join you inside? Has any brick mortar come loose? Do the gutters need a good cleaning? 

Window Cleaning

Nothing brightens up a home and its occupants like crisp clean windows. While you are doing them take note of how the frames and caulking are holding out. If you have wood frames be sure the paint is in tact and if not, give them a fresh coat to seal out moisture and keep them from rotting.
On the Inside
Carpets, rugs and even drapery cleaning is best done when it is warm enough to open the windows for quicker drying. Same goes for giving your floors a good wall to wall washing and tackling any indoor painting projects you need to do.
Schedule a weekend for taking a trip to the landfill, the goodwill and for holding a garage sale. This will set you in motion to purge the items in the house and garage that have outlived their usefulness. 
Reno time
Has a kitchen or bathroom renovation been on your list for a while? Why not do it now and get past it before summer arrives? Much of the prep work for projects this size is best done in the garage or even on the patio. The noise, traffic and restricted access is easier to deal with when you can slip away to take a walk or grab dinner on a patio, rather than in the dead of winter when we are more or less trapped inside.
Put your winter stored energy to work before the lazy days of summer get here and have a good 2015.

22 Feb 2015

Strait up advice for encouraging strong offers and a quicker home sale.


A good cleaning and de-cluttering before the sign goes on the lawn is essential in setting the right tone with potential buyers who will be scrutinizing all aspects of your home when they visit.  This alone though won't likely be enough to bring in maximum dollar potential from your home's sale. What then are the magic bullets that will bring the buyers to the table and keep them there to the rightful conclusion of negotiations?

Cleaning, painting, purging and sticking a bouquet of flowers on the dining room table are all good, but buyers are most concerned with the bones of your house, not just the skin.  You want them to be focusing on how their furnishing will fit in and how they will decorate as they walk through your home, not making a to do list and adding up the additional cash they are going to have to spend on improvements.

Things that often cause home buyers to pass on a home or try and use to negotiate a lower sale price:



Windows:  Replacing windows that are more than 20 year old, especially wood framed windows that have deteriorated, will eliminate one of the bigger red flags buyers often raise.  A compromise is to replace any panes that are broken or are fogged because the seals are broken.  A scraper, some caulking, wood filler and a fresh coat of paint can give wood frames extended life.  At the very least clean your windows! Dirty paint marked windows only leave buyers wondering what else is being ignored.


Roofs & eaves troughs:  Buyers don't want to be putting out thousands of dollars for a new roof soon after buying their new home.  If the condition of your roof is detracting from the appeal of the house, chances are you will pay for it regardless, as it is likely to impact on the quality of offers you receive.  Your home's roof is one of the first things buyers notice as they pull up and it can set the tone for the rest of the showing. The majority of potential buyers will move on to the next home on their search list when the roof is in need of replacing.  Additionally it is a good idea to replace or repair damaged or loose flashing, fascia and eaves troughs and insure that they are clean and doing their job protecting the interior of the house from the elements and diverting water away from the home.


Bannisters & deck rails:  Aside from a potential safety issue, loose rails or bannisters can give many the impression of an uncared for home.  Around a third of inspection reports I see list wobbly railings  and bannisters as an issue.  It doesn't take much to fix them and isn't worth the risk of having them impact on what a buyer is willing to pay.



Basements:  I have had many good showings fall apart when we reach the basement and there is that unmistakable musty smell and damp feel.  Often you don't see the source of the moisture which then leads to mould concerns with potential buyers.  Moisture meters and infra red cameras that many of the better home inspectors use can usually pinpoint sources of moisture or water penetration into a homes foundation.  It is best to have the source identified and the problem corrected before listing.

Often the remedy is a reworking of sunk in ground around the home's parimetre so that water is directed away rather than towards the home when it rains. Repositioning or extending of downspouts may be all that is required. If left unchecked over time you may find yourself faced with a much more expensive task of having to trench the exterior of the foundation and install a membrane and or reparge the concrete.  Many basements are just damp by nature.  In this case, running dehumidifiers will eliminate much of the dampness and odor. If odors persists, you should be able to eliminate them completely (not just mask them) by running an ozone generator for a day or two.  There are many companies that offer this service.


Flooring:  A generation that represents more than half of all buyers today puts carpeting in the same category as 8-track stereos and wood paneling. New flooring can refashion your home from looking like the set of the Brady Bunch into a more stylish up to date pad that first time buyers can envision themselves living in.  New hardwood or engineered flooring can be installed inside of a day in most average sized homes and there are always sales to be found on flooring materials.

Lighting:  Replace the dim and burned out bulbs and brighten up your home with new energy efficient lighting. Dimly lit homes don't inspire buyers.

Summary:  Think hard on replacing or repairing where required. Once we have lived in a home for a number of years we tend to filter what we see down to just the things we need to see day in day out. What lies between the bed, the bathroom and the coffee pot in the kitchen goes unnoticed at 7am and many of the things that may have slowly deteriorated or become outdated over time get filtered out.

Bring in some fresh eyes before you list. Get the advise and opinions of friends you trust to be strait up with you. Bring in a Realtor, a home stager/decorator, inspector and ask for their critiques.  Make a list of the feedback and suggestions and set to work on making your home saleable, or be prepared to be given a list of fixes revealed in the buyer's home inspector report, and expected to be completed by you before closing.  You will be able to absorb many if not all improvement costs within the price you can then ask for your home. The quality of offers you receive and the time it takes to sell hangs in the balance.

22 Jan 2015

Barrie - A Changing Economy

In the 15 years since the closing of the Molson Brewery in Barrie, the city has embarked on an economic transformation. Its focus includes the creation of a high-skilled, entrepreneurial workforce. TVO's The Agenda examines what Barrie has done and what the city still needs to do to accomplish this goal. The second of two programs recorded live in Barrie, Ontario.


13 Jan 2015

A Look Back at the 2014 Barrie Real Estate Market

2014 second best year ever for Barrie and District home sales 

          

Residential property sales recorded through the MLS® System of the Barrie & District Association of REALTORS® Inc. numbered 197 units in December 2014. This was a small decline of two per cent (four sales) from December 2013. 

Within the City of Barrie sales activity edged down 1.7 per cent (two sales) on a year-over-year basis. The City of Barrie saw 116 residential sales in December. A year-over-year decrease of 2.4 per cent was recorded in surrounding areas, where sales activity totalled 81 units. A total of 4,795 homes traded hands in 2014, up 3.2 per cent from 2013. 

“2014 was the second best year ever for home sales in the Barrie region, surpassed only by 2007,” said Bruce Shipley, President of the Barrie and District Association of REALTORS®. “The market remained tight in 2014, and that led to the largest year-over-year price increase in nine years.” 

The annual average price for all homes sold via the Association’s MLS® System in 2014 was a record $341,023, up 7.3 per cent from 2013. The annual average price figure for homes sold within the City of Barrie was $319,558. This was a 6.6 per cent increase compared to the average selling price in 2013. The annual average price figure for the surrounding areas was $371,671, an increase of 7.8 per cent from 2013.

The Barrie & District Association of REALTORS® cautions that over a period of time, the use of average price information can be useful in establishing trends, but it does not indicate actual prices in widely divergent areas or account for price differentials between geographical areas.

The dollar value of all home sales in December 2014 was $68.3 million, rising 17.5 per cent from year-ago levels. This was a record for the month of December. December posted another increase in new supply after the decline in November. New supply has risen by double-digit figures on a year-over-year basis in seven of eight past months. New residential listings rose 22.3 per cent from December 2013 to 252 units in December 2014. 
Overall supply remains below most of the past decade. Active residential listings on the Association’s MLS® System numbered 828 units at the end of December 2014, down 2.2 per cent from year-ago levels. There were 4.2 months of inventory at the end of December 2014. This was unchanged from the end of December 2013 and stood below the long-run average for this time of year. The number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity. 

Sales of all property types in the Barrie region numbered 202 units in December, down 5.6 per cent compared to December 2013. The total value of all properties sold in December 2014 was $69.7 million, up 14.2 per cent on a year-over-year basis. 



The Barrie and District Association of REALTORS® Inc. covers a geographical area that includes the City of Barrie and part or all of the surrounding townships, including Springwater, Oro-Medonte, Innisfil, Essa, Bradford-West Gwillimbury and Clearview. The Association provides continuing education, Multiple Listing Service® (MLS®), statistical information, and many other services to its members.